1155 Pease Rd #49 · Yuba City, CA 95991

$115,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 19 Days on market

Built 1974 Good condition 3,920 sqft lot Est $161k · 29% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready home in a 55+ community! Spacious 1,500+ sq. ft. home features 3 bedrooms, 2 baths, and a cozy fireplace. Located on a corner lot in the peaceful Village Green Senior Park. Large open greatroom with master bedroom on one side of the home and additional 2 bedrooms on the opposite side. Exterior covered parking and plenty of gardening space. Fees include access to community pool & clubhouse, water, sewer and cable.

Key facts

• Gardening space
• Covered parking
• Clubhouse

Tags

• MOVE IN READY
• CORNER LOT
• COVERED PARKING
• GARDENING SPACE
• COMMUNITY POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Directions: Live Oak Blvd to Pease Rd; Address: 1155 Pease Rd #49, Yuba City, CA 95991
• Financial info: Land lease: No (land lease amount noted separately)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Attached covered parking; No garage
• Utilities: Public water; Public sewer; Cable available; Electric: Other
• Home design: Manufactured in park (double wide); Updated/remodeled; Built in 1974
• Construction: Aluminum skirting; Lancer make; Bitumen roof
• Exterior features: Corner lot; Carport awning; Porch awning; Covered deck; Covered patio; Storage/shed(s)

Interior

• Kitchen: Pantry cabinet; Laminate countertops; Dishwasher; Free-standing electric range
• Bedrooms: 3 bedrooms (includes master bedroom)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; Tub with shower over
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Updated/remodeled interior; One living room fireplace (in living room); Dual-pane full windows; Covered deck, covered patio, and porch steps; Porch awning and carport awning; Storage/shed(s) on property
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 3.6% in Yuba City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#111 in CA, #3,863 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D+, schools D, cost of living F.
• Yuba City Unified (urban): math 20% / reading 53% proficiency, ranked #263 of 517 in CA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 149 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 73 units permitted in Sutter County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sutter County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.05% ✓
• Cap rate: 17.48%
• Cash-on-cash: 39.94%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $161,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 Pease Rd #517	0.16mi	3/2.0	1,536 (0%)	5mo	$95,000	$62	88
1155 Pease Rd #12	0.16mi	3/2.0	1,536 (0%)	16mo	$115,000	$75	79
3120 Live Oak Blvd #150	0.36mi	4/2.0 (+1)	1,560 (+2%)	6mo	$177,777	$114	70
3120 Live Oak Blvd #162	0.29mi	4/2.0 (+1)	1,560 (+2%)	14mo	$205,000	$131	68
3120 Live Oak Blvd #111	0.36mi	3/2.0	1,664 (+8%)	2mo	$175,000	$105	68
3120 Live Oak #44	0.25mi	3/2.0	1,440 (-6%)	13mo	$177,500	$123	67
3120 Live Oak Blvd #102	0.28mi	3/2.0	1,680 (+9%)	6mo	$165,000	$98	66
1155 Pease Rd #224	0.05mi	2/2.0 (-1)	1,320 (-14%)	4mo	$100,000	$76	66
3120 Live Oak Blvd #23	0.37mi	2/2.0 (-1)	1,536 (0%)	15mo	$160,000	$104	65
3120 Live Oak Blvd #167	0.24mi	3/2.0	1,338 (-13%)	8mo	$140,000	$105	61
3120 Live Oak Blvd #126	0.37mi	2/2.0 (-1)	1,508 (-2%)	16mo	$199,000	$132	61
3120 Live Oak Blvd #20	0.41mi	2/2.0 (-1)	1,440 (-6%)	11mo	$202,000	$140	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.45×
• Total profit: $46,824
• Equity at exit: $17,147

10-year hold

• IRR: 41.1%
• Equity multiple: 4.65×
• Total profit: $117,438
• Equity at exit: $9,943

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 95991

• Rents YoY: 1.8%
• Active inventory: 149
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,363 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $1,072

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 50%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1335 Meadowlark Way Yuba City, CA	3.0	2.0	1710	$2,500	$1.46	43d	1	0.94mi
1101 Northgate Dr Yuba City, CA	3.0	2.0	1817	$2,300	$1.27	43d	1	0.97mi
1722 Clark Ave Yuba City, CA	3.0	2.0	1479	$2,500	$1.69	21d	1	1.18mi

Listing history 16 events

1. 2026-06-19
   days on market $115,000 Active 19 DOM
2. 2026-06-18
   days on market $115,000 Active 18 DOM
3. 2026-06-17
   days on market $115,000 Active 17 DOM
4. 2026-06-16
   days on market $115,000 Active 16 DOM
5. 2026-06-15
   days on market $115,000 Active 15 DOM
6. 2026-06-14
   days on market $115,000 Active 13 DOM
7. 2026-06-13
   days on market $115,000 Active 12 DOM
8. 2026-06-10
   days on market $115,000 Active 10 DOM
9. 2026-06-09
   days on market $115,000 Active 9 DOM
10. 2026-06-08
    days on market $115,000 Active 8 DOM
11. 2026-06-07
    days on market $115,000 Active 7 DOM
12. 2026-06-05
    days on market $115,000 Active 4 DOM
13. 2026-06-03
    days on market $115,000 Active 3 DOM
14. 2026-06-02
    days on market $115,000 Active 2 DOM
15. 2026-06-01
    remarks 433-char remark
16. 2026-06-01
    listed $115,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,353
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − Depreciation: −$3,345
• Taxable income: $11,729
• Est. tax owed @ 24.0%: −$2,815
• After-tax cash flow: $10,047/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home in a 55+ community is in good condition with minimal updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New flooring in bathrooms — Improves aesthetics and functionality.
• Both New kitchen appliances — Modernizes the space and adds value.
• Both New paint in interior walls — Refreshes the space and adds value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality. ↑
• Both New kitchen appliances — Modernizes the space and adds value. ↑
• Both New paint in interior walls — Refreshes the space and adds value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Yuba City Unified
• NCES district ID: 0643470
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 53% ▲ 5.00%
• Median HH income: $50,923
• Composite: 31.55/100
• National rank: #5956
• State rank: #263 of 517 in CA

Livability — Yuba City

• Score: 75/100
• State rank: #111
• US rank: #3863

Category grades

Amenities A Commute A+ Cost of living F Crime D+ Employment C Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yuba City, CA
• County: Sutter County · 81,625 people
• City population: 81,625
• Metro: Yuba City, CA
• Population (ZIP): 42,579
• Household income: $70,590
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1674.0

Population outlook (Sutter County) Hauer SSP2

• Today (2025): 97,244 people
• By 2030: 97,170 · -0.1%
• By 2040: 96,137 · -1.1%
• By 2050: 93,604 · -3.7%
• By 2075: 85,008 · -12.6%
• By 2100: 71,584 · -26.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 41% White 37% Two or more races 19% Asian 12% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 36% Puerto Rican 2%
• Common ancestry: Slovak 2% Russian 1% Portuguese 1%
• Foreign-born: 24% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 28% Other Indo-European 10% Other Asian/Pacific 1%

Political lean MEDSL · Sutter

• 2024 margin: Solid R (+31.4) · D 33.1% · R 64.5% · Other 2.4%
• 2008→2024 swing: -14.7pp toward R · 2008: -16.7pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+16.4 2016: R+16.3 2012: R+21.8 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -343.11%
• Current HPI: 240.3835
• Rent YoY: ▲ 1.79%
• Metro: Yuba City, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B